HOA covenants · CC&Rs · October 13, 2026
How to Find HOA Covenants for a Property
How to find HOA covenants for a property: check the plat, county recorder, title report and HOA packet so you know the rules before you buy or build.
HOA covenants are the recorded rules that bind lots in a subdivision or condominium: what you can build, what colors and fences are allowed, whether rentals are limited, and who maintains common areas. Before you buy, build a shed, put up a fence or open a short-term rental, you need the actual documents, not a neighbor’s memory of them. This guide covers how to find HOA covenants for a property through the plat, county recorder, title report, HOA packet and related deed restrictions.
What HOA covenants are
Most associations publish a stack of documents under names that sound similar:
- CC&Rs — covenants, conditions and restrictions recorded against the lots. See what CC&Rs are.
- Bylaws — how the association elects a board, holds meetings and collects assessments.
- Rules and regulations — day-to-day policies the board can update more easily than the recorded CC&Rs.
- Architectural guidelines — design standards for additions, roofs, fences, sheds and landscaping.
- Articles of incorporation — the paperwork that created the nonprofit association.
People often say “HOA covenants” when they mean the whole package. For buying or building decisions, start with the recorded CC&Rs, then read the current rules and any architectural handbook.
1. Confirm the property is in an association
Not every subdivision has an active HOA. Clues that one exists:
- The listing or tax record mentions an association name, HOA fee or “subject to covenants.”
- The recorded plat labels common areas, private streets or an association as the owner of open space.
- The deed or prior deeds recite that the lot is subject to covenants of record.
Pull the subdivision plat if you have not already; how to read a plat map explains the labels, and the plat notes often name the association or the book and page of the covenants.
2. Search the county recorder
CC&Rs are usually recorded in the county land records under the subdivision name, the association’s legal name or the developer’s name. On the recorder or register-of-deeds site:
- Search by subdivision name and look for a declaration of covenants, CC&Rs or “declaration of condominium.”
- Search by association name if you know it (often “… Homeowners Association, Inc.”).
- Follow amendments and supplements — later filings can change rentals, pets, solar panels or architectural rules.
- Note the book and page or instrument number so you can cite the exact document.
Some counties scan the full PDF; others only show an index line and you order a copy. Either way, the recorded declaration is the version that attaches to the land.
3. Use the title report or commitment
If you are under contract, the title commitment lists exceptions: easements, liens and covenants that will remain after closing. HOA CC&Rs almost always appear there with a recording reference. Ask the title company for copies of those exception documents. That is often faster than hunting the recorder yourself, and it catches amendments the first search might miss.
4. Request the HOA resale or disclosure packet
Many states require the seller or the association to provide a resale certificate or disclosure packet when a member sells. That packet commonly includes:
- Current CC&Rs, bylaws and rules
- Budget, reserve summary and assessment amounts
- Pending special assessments or litigation notices
- Architectural guidelines and any open violations on the lot
Ask early. Packets can take days or weeks, and some associations charge a fee set by state law or the governing documents. Read the packet against the recorded CC&Rs so you catch differences between informal “rules” and what is actually recorded.
5. Other places that hold pieces of the puzzle
- The association’s website or owner portal, which may post current rules and forms.
- The management company, if one runs day-to-day operations for the board.
- Deed restrictions recorded separately from the HOA declaration — see how to find deed restrictions.
- Building and zoning setbacks from the city or county, which apply even when the HOA is silent. Pair covenants with how to find building setbacks.
- Easements for utilities and access that limit where you can build, covered in how to find easements on a property.
What to look for when you read them
- Architectural review — whether you need written approval before a fence, shed, paint color or solar array.
- Use limits — home business, rentals, short-term stays, parking of RVs or work trucks.
- Animals and landscaping — pet rules, garden limits, tree removal.
- Assessments and enforcement — how dues are set, late fees, liens and fining.
- Amendment history — a 1990 declaration may have been rewritten; the latest recorded amendment controls where it conflicts.
If there is no HOA
Some neighborhoods still have recorded deed restrictions without an active association to enforce them. Others have neither. In those cases, rely on the deed, recorder search for restrictions, local zoning and any easements on the plat. A quiet street can still have limits you only discover in the land records.
Before you buy or build
Read the covenants early enough to walk away or redesign. Common deal-breakers include rental bans, truck-parking rules, mandatory lawn standards, shed bans and architectural review timelines that stretch longer than your contractor’s schedule. Compare the association’s informal “welcome packet” to the recorded CC&Rs; if they disagree, the recorded document usually controls until it is amended of record.
Also separate HOA rules from public law. A covenant cannot waive a building code, a floodplain rule or a recorded utility easement. Check setbacks and easements on their own tracks even when the HOA packet looks complete, and use how to find property lines without a survey only for rough planning before any work near a boundary.
Questions people ask
How do I find HOA covenants for a house I want to buy?
Search the county recorder for the subdivision or association declaration, read the covenant exceptions on your title commitment, and request the HOA resale or disclosure packet that includes current CC&Rs, bylaws and rules.
Are HOA covenants public record?
The recorded declaration of covenants usually is. Bylaws and day-to-day rules may not all be recorded, so you often need both the recorder search and the association packet.
What is the difference between CC&Rs and HOA rules?
CC&Rs are the recorded covenants that run with the land. Rules and regulations are policies the board can usually change more easily. When they conflict, the recorded CC&Rs typically control until amended of record.
Can I get HOA documents before making an offer?
Often yes. Ask the listing agent for the association name, search the recorder yourself, or request a packet if the seller or manager will release one early. Do not rely on verbal summaries.
What if the neighborhood has no HOA?
You may still have recorded deed restrictions without an active association. Search the recorder for restrictions, and check zoning, setbacks and easements separately.
Do HOA covenants override building setbacks?
No. Public setbacks and building codes still apply. An HOA can be stricter than the city, but it cannot waive a code requirement or a recorded utility easement.